457 beacon street, boston, massachusetts
TRANSCRIPT
To BBACApplicationPenthouse
Sheet Number:
Scale: 1/4" = 1'-0"
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Drawing Title:
457
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Bake
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457 Beacon Street, Boston, MassachusettsApplication to BBAC For Penthouse Structure, January 24, 2018
Beacon Street Facade Viewed from WestBeacon Street Facade Viewed from West
Beacon Street Facade Viewed from Northeast Side Of Beacon Street
Beacon Street Facade Center View
(All Photos Taken in 2017)
457 Beacon
457 Beacon
457 Beacon
To BBACApplicationPenthouse
Sheet Number:
Scale: 1/4" = 1'-0"
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Drawing Title:
457
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Bake
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Google Satellite View of 457 Beacon Street
Google Satellite View of 457 Beacon Street
Google Map View of 457 Beacon Street
PenthouseApplicationTo BBAC
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Sheet Number:
Scale: 1/4" = 1'-0"
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Drawing Title:
457
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457 Beacon Street
457 Beacon Street
457 Beacon Street
Center View of 457 Beacon Street from Public Alley 414
View Looking East of Rear of 457 Beacon Street from Public Alley 414
View Looking West of Rear of 457 Beacon Street from Public Alley 414
(All Photos Taken in 2017)
Photos Showing Existing Conditions of Rear of 457 Beacon Street
To BBACApplicationPenthouse
Sheet Number:
Scale: 1/4" = 1'-0"
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Project:
Drawing Title:
457
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on S
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, Uni
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ME
RIC
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Bake
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Photos Showing Existing Conditions of Roof of 457 Beacont Street
(All Photos Taken in 2017)
View of 457 Beacon Street Roof Looking Northeast
View of 457 Beacon Street Roof Looking East
View of 457 Beacon Street Roof Looking Southwest
View of 457 Beacon Street Roof Looking Southeast View of 457 Beacon Street Roof Looking West
with copper flashing cap(N) Replace existing aluminum flashing cap
Association of the Back BayMeeting with Architectural Committe of the NeighborhoodHeight of Penthouse Structure Reduced by 12" per 3/6/18
Proposed Penthouse Addition - Allowed Per Zoning Code_____________________________________________(N) Standing Seam Copper on Front Facade with CopperFacing on Front and Side of Window & Door Bays
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Top of Proposed Penthouse: 62.0' Above Avg. Grade
62'
2'-2 1/2"
8'-3"
Windows(N)
Windows(N)(N)
Windows
53'-9
"
53'-9
"
59'-9
1/2
"
24'
Mean Grade53.75' Above
Mean Grade53.49' Above
(Demo)
(Demo)
(Demo)(Demo)
Mean Grade Level
(E) Fire Escape Balconies
_____________________Proposed Wood Windows
Proposed Beacon Street Elevation@ Scale: 1/4" = 1'-0"Scale: 1/4" = 1'-0"1 Existing Beacon Street Elevation
(E) Skylight
(E) Metal Railing for Roof Deck
(E) Skylight(E) Headhouse for Stairs to Roof
Mahogany; Paint Gloss Black(N) Windows & Door Sashes Fabricate from
(N) Copper Mouldings for Window & Door Trim
to be Repointed
(N) Extend Brick Party Walls
(E) Chimney for 457 Beacon Street
(E) Fire Escape Balconies
(E) Fire Escape Balconies
(E) Fire Escape Balconies
fabricated from mahogany; paint gloss blackfloor windows with double-hung windows(N) Replace existing double-hung fourth
24'
2'-7 1/4"
10'-8 1/8"
10'-10 1/2"
11'-1"
11'-8 1/2"
9'-8"
2'-10 3/8"
Front Top Edge of Existing Building
Top of Front Edge of Roof of Proposed Penthouse: 59.79' Above Avg. Grade
Floor of Proposed Penthouse
Fourth Floor
Third Floor
Second Floor
First Floor
Lower Level
Mean Grade Level
Sheet Number:
Scale: 1/4" = 1'-0"
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6'-0 1/2"& Air Handler (Demo)(E) AC Condenser
To BBACApplicationPenthouse
Height of Penthouse Structure Reduced by 12" per 3/6/18Meeting with Architectural Committe of the NeighborhoodAssociation of the Back Bay
Proposed Penthouse Addition - Allowed Per Zoning Code_____________________________________________(N) Standing Seam Copper on Rear Facade
(N) Copper Cap to be Installed on Top of Rear Wall
24'
Mar
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Top of Proposed Penthouse: 62.0' Above Mean Grade
(N) Standing Seam Copper on Rear Wall
10'-10 5/8"
62'
(N) Copper Mouldings for Window & Door Trim
(N) Windows & Door Sashes Fabricatedfrom Mahogany; Paint Gloss Black
(N) Extend Brick Party Walls
Sloped Copper Hood Over Doorand Window
(N) Extend Brick Party Walls
Windows(N)
(E) Fire Escape Balconies
(E) Fire Escape Balconies
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Drawing Title:
Project:
BBAC6
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Scale: 1/4" = 1'-0"
Sheet Number:
Floor of Proposed Penthouse
Fourth Floor
10'-7 3/4"
(N) Powdered-Coated Iron Railing in Gloss Black
PenthouseApplicationTo BBAC
(N)WindowsWindows
(N)
(E) Fire Escape Balconies
(E) Fire Escape Balconies
Deck (Demo)(E) Metal Railing and Wood Roof
(E) Headhouse for Stairs to Roof
(E) Skylight
Existing Rear Elevation Facing Public Alley 4141 Scale: 1/4" = 1'-0"
Mean Grade Level
(Demo)
(Demo)
51.12' AboveMean Grade
24'
51'-1
3/8
"
51'-1
3/8
"
_____________________Proposed Wood Windows
2 Scale: 1/4" = 1'-0"
(E) Fire Escape Balconies
fabricated from mahogany; paint gloss blackfloor windows with double-hung windows(N) Replace existing double-hung fourth
10'-7 3/4"
10'-10 1/2"
11'-1"
11'-8 1/2"
9'-8"
2'-10 3/8"
Rear Top Edge of Existing Building
Fourth Floor
Third Floor
Second Floor
First Floor
Lower Level
Mean Grade Level
Mean Grade51.12' Above
Proposed Rear Elevation Facing Public Alley 414
29'-6 5/16"
58'
Line of Sight Diagram
Zoning District: H-3-65Year Built: 18????Height of Building As Per Article 13: Allowable: 65' From Mean Grade Proposed: 63' From Mean GradeExisting F.A.R.: 7316 Square Feet(As measured from outside of existing masonry structure)
Zoning Analysis
Proposed Penthouse Structure: 648 Square FeetProposed F.A.R.: 7964 Square Feet
(N) Standing Seam Copper Facing & Copper Flashing Cap
(E) Brick Party Wall
62'
8'-3"(E) Top Edge of Beacon Street Facade
(E) Chimney for 455 Beacon Street
Beacon Street
SIGHTLINE
5'-8"
(E) Window Bay on Front Facade
12'-1"47'-6"12'-1"
Sidewalk & Curb Sidewalk & Curb
(E) Decorative Copper Caps at East and West End of Roof
Line of Mean Grade
13'-7 7/8"
1'-5"
6'-0 1/2"
1 Not to Scale
with Architectural Committe of the Neighborhood AssociationHeight of Penthouse Structure Reduced by 12" per 3/6/18 Meeting
of the Back Bay
(N) Skylights
(N) Standing Seam Copper On Exterior Walls
(N) Proposed Penthouse Structure
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(E) Brick Party Wall
10'-10 5/8"
13'-5 1/8"
5'-8"Public Alley 414
(E) Top Edge of Building Facing Public Alley 414
Scale: Not to scale
Date:Revision
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ApplicationTo BBAC
Drawing Title:
Project:
BBAC7
Sheet Number:
SIGHTLINE
(E) Window Bay on Rear Facade
(E) Chimney for 455 Beacon Street
8'-4"Midpoint
3'Sidewalk & Curb
Penthouse
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with Architectural Committe of the Neighborhood AssociationHeight of Penthouse Structure Reduced by 12" per 3/6/18 Meeting
of the Back Bay
of the Back Bay
Height of Penthouse Structure Reduced by 12" per 3/6/18 Meetingwith Architectural Committe of the Neighborhood Association
(N) Standing seam facing
Public Alley 414 Facade
Mar
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, 201
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Mahogany; Paint Gloss Black(N) Windows & Door Sashes Fabricate from
(62.0' Above Mean Grade)(62.0' Above Mean Grade)(N) Copper Cap on Recessed Section of Roof
(N) Standing Seaam Copper on Rear Wall
(N) Copper Cap to be Installed on Top of Rear Wall
penthouse)of roof (set back by 6' from front elevation of(N) Standing seam copper on recessed section
(E) Brick party wall
(E) Brick party wall
(E) Brick party wall
Copper Facing for Front and Sidewalls ofWindow & Door Bays
Fabricated From Copper(N) Mouldings for Windows & Doors to be
(51.12' Above Average Grade)(E) Highest existing elevation of Public Alley 414 facade
(E) Brick party wall
10'-10 5/8"
8'-3"
6'-0 1/2"
(N) Top of Window & Door Bays Flashed in Copper
(E) Brick party wall
(E) Highest elevation of Beacon Street Facade
(N) Copper for facing of sidewalls inside sunken deck
(E) Brick party wall
(E) Brick party wall
(E) Highest elevation of Public Alley 414 facade
(N) Grey EPDM rubber membrane roof to pitch 1/4"
(N) Install new grey EPDM rubber membrane roof and pitch 1/4"
(N) Duct work and insulation in this section
(N) Skylights
(N) Grey EPDM rubber membrane roof to pitch 1/4"
(N) Top of Window & Door Bays Flashed in Copper
(N) Install new grey EPDM rubber membrane roof and pitch 1/4"
(N) Grey EPDM rubber membrane roof to pitch 1/4"
10'-10 5/8"
18'-0 5/16" 3'-9 1/8"
6'
(N) Duct work and insulation in this section
8'-6"
13'-5 1/8"
10'-10 5/8"
6'23'-6 5/16"
29'-6 5/16"
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457
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2115
Drawing Title:
Project:
BBAC8
AM
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NC
LA
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Scale: 1/4" = 1'-0"
Sheet Number:
Beacon Street Facade
Copper Facing for Front and Sidewalls ofWindow & Door Bays
(N) Extend Brick Party Walls (N) Extend Brick Party Walls
Proposed Penthouse Addition - Allowed Per Zoning Code_____________________________________________(N) Standing Seam Copper on Front Facade with CopperFacing on Front and Side of Window & Door Bays
with copper flashing cap(N) Replace existing aluminum flashing cap
(N) Front Top Edge of Proposed Penthouse Structure(59.79' Above Average Grade)
(53.49' Above Average Grade)(E) Highest existing elevation of Beacon Steet facade
Scale: 1/4" = 1'-0"
Scale: 1/4" = 1'-0"
Scale: 1/4" = 1'-0" Scale: 1/4" = 1'-0"
To BBACApplicationPenthouse
Fabricated From Copper(N) Mouldings for Windows & Doors to be
Facing on Front and Side of Window & Door Bays(N) Standing Seam Copper on Front Facade with Copper_____________________________________________Proposed Penthouse Addition - Allowed Per Zoning Code
2Section Penthouse Section Looking East
Penthouse Section Looking West1
Section
Penthouse North Facing Elevation - Beacon Street Penthouse South Facing Elevation - Public Alley 414
(N) Sloped copper hood over door and window
1'-5"
(E) Highest elevation of Beacon Street Facade
13'-8 13/16"
Sklylight
(N)Standing seam copper to face front of parapet wall
(N) Sloped sidewalls faced with standing seam copperin between projecting window & door bays
(N) Copper hood over door and window on south-facing facade of penthouse
(N) Copper for facing of sidewalls inside sunken deck
3'-4"
Beacon Street FacadePublic Alley 414 Facade
(E) Highest elevation of Public Alley 414 facade
6'-0 1/2"
6'-0 1/2"
(N) Skylight
3'-3"
(N) Copper flashing cap to replace aluminum flashing cap
10'-9"
(N) Powder-coated iron railing in gloss black
in between projecting window & door bays(N) Sloped sidewalls faced with standing seam copper
13'-7 7/8"
6'-4"
(N) Copper sidewalls for south-facing deck
24'
(N) Windows & Door Sashes Fabricated fromMahogany; Paint Gloss Black
24'
(N) Replace existing black membrane roof with new
Mar
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grey EPDM surface and pitch 1/4"
at rear of building(E) Membrane roof on bay
(N) Sloped copper hood over south terrace
(N) Iron railing, powder coated black
(N) Partially Recessed South Deck(Ipe to be used for deck surface)
(Height Unchanged)(E) Masonry Flues for 457 Beacon Street
(Height Unchanged)(E) Masonry Flues for 457 Beacon Street
(N) Standing Seam Copperon Exterior Walls
(N) Copper Flashing Cap Atop Brick Sidewall(N) PVC Vent Pipes for Baths
Copper Flashing Cap Atop Parapet Wall
(N) SkylightCopper Flashing Cap Atop Parapet Wall
(N) Skylight
(N) Grey EPDM Rubber Membrane Roof
(N) Standing SeamFacing
(N) Copper Flashing Cap Atop Brick Sidewall
(Height Unchanged)(E) Masonry Flues for 455 Beacon Street
(Height Unchanged)(E) Masonry Flues for 455 Beacon Street
Height of Front Wall of Sunken Deck(N) AC Condensing Units; Set Below
roof deck for AC condensing units(N) Copper enclosure within sunken
existing bow at front of building(E) Rubber membrane roof atop
Sunken roof deck; no railing required(Ipe to be used for deck surface)
(E) Slate & copper caps on pedimentsatop fourth floor windoes
(decking material not depicted)-treated sleeper resting on IPDM covering(N) Install Ipe decking material atop pressure
(N) Sloped copper-clad sidewalls astridewindow & door bays
(N) Copper flashing cap atop balcony wall
(E) Front edge of building facing Beacon Street(Elevation height unchanged)
(N) Projecting window & door bays; clad in copper
Membrane Roof(E) EPDM Rubber
(E) Masonry Flues for 457 Beacon Street(E) Inactive Flues Now Used for Venting Bathrooms
(E) Masonry Flues for 457 Beacon Street
(E) ACCondensingUnit &Air Handler
(E) Roof Deck
(E) Roof Deck
(E) Skylight
(E) Skylight
(E) Vent Pipes
(E) EPDM Rubber Membrane Roof
(E) Vent Pipes
(E) Vent Pipes (E) Headhouse
(E) Rear Window Bay Facing Public Alley 414
(E) Front Window Bay Facing Beacon Street
(E) Masonry Flues for 455 Beacon Street(E) Masonry Flues for 455 Beacon Street
StreetFourth Floor Window Projections Facing Beacon(E) Slate and Copper Capped Pediments Atop
(N) Skylight
(E) Skylight
(N) Skylight(N) Skylight
(N) Skylight
(N) Skylight
6'
Existing Roof Plan
Proposed Roof Plan
Scale: 1/4" = 1'-0"
Scale: 1/4" = 1'-0"
PenthouseApplicationTo BBAC432
Unit
AC
Unit
ACAC
UnitUnit1AC
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Drawing Title:
Project:
BBAC9
AM
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Scale: 1/4" = 1'-0"
Sheet Number:
58'
58'
24'
1'-6 5/8" 12'-0 1/4"
58'
6'-4"
3'-3"23'-10 7/8"1'-6"
12'-10 1/4"30'-10 7/8"
58'
3'-5 5/8" 10'-9 1/4"
10'-9 1/4"3'-5 5/8"
24'
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(N) Iron railing, powder coated black
grey EPDM surface and pitch 1/4"(N) Replace existing black membrane roof with new
Scale: 3/8" = 1'-0"
Section2 2
Section
1Section
1Section
Proposed Penthouse Plan
(N) AC Condensing Units; Set BelowHeight of Front Wall of Sunken Deck
(E) Inactive Flues Now Used for Venting Bathrooms
(E) Masonry Flues for 455 Beacon Street(E) Masonry Flues for 455 Beacon Street(Height Unchanged) (Height Unchanged)
(E) Masonry Flues for 457 Beacon Street (E) Masonry Flues for 457 Beacon Street(Height Unchanged) (Height Unchanged)
To BBACApplicationPenthouse
King-size bewith 6-drawerbase
Sunken RoofDeck
Unit1AC
Unit2AC AC
3Unit
AC4Unit
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Drawing Title:
Scale: 3/8" = 1'-0"
Project:
BBAC10
Sheet Number:
AM
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NightStand Stand
Night
Skylight Skylight
Skylight
Skylight
SunTube
TubeSun
24'
58'
3'-5 5/8" 10'-9 1/4"
10'-9 1/4"3'-5 5/8"
58'
30'-10 7/8" 12'-10 1/4"
1'-6" 23'-10 7/8" 3'-3"6'-4" 12'-0 1/4"
(E) Slate & copper caps on pedimentsatop fourth floor windoes
(E) Rubber membrane roof atopexisting bow at front of building
(N) Copper enclosure within sunkenroof deck for AC condensing units
1'-6 5/8"
Sunken roof deck; no railing required
(E) Membrane roof on bayat rear of building
(N) Install Ipe decking material atop pressure-treated sleeper resting on IPDM covering(decking material not depicted)
(N) Projecting window & door bays; clad in copper
(N) Sloped copper-clad sidewalls astridewindow & door bays
(N) Sloped copper hood over south terrace(N) Copper flashing cap atop balcony wall
(E) Front edge of building facing Beacon Street(Elevation height unchanged)
Stair201 Landing
2-door base cab.with book shelves above
1'
Master206 Bath
208 RoomLaundry
203 BedroomMaster
209 SouthTerrace
NorthTerrace209
WaterCloset207206 Master
Closet
Master BathVestibule204
202 MBRVestibule
abovelinen cab.facedw
ith glassbase cab.3-draw
er
To BBACApplicationPenthouse
Sheet Number:
Scale: 1/4" = 1'-0"
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LA
SSIC
AR
CH
ITE
CT
UR
E
11BBAC
Project:
Drawing Title:
457
Beac
on S
treet
, Uni
t 4A
ME
RIC
AN
Bake
r Res
iden
ce -
Pent
hous
e St
ruct
ure
Res
iden
tial
Des
ign
& C
onst
ruct
ion
Ove
rsig
ht
Bost
on, M
assa
chus
etts
021
15
Mar
ch 7
, 201
8w
ww
.Am
eric
anC
lass
icAr
chite
ctur
e.co
m86
0.22
7.06
84
Suite
4C
107
Cot
tage
Stre
et
New
Hav
en, C
onne
ctic
ut 0
6511
RevisionDate:
Photos of Framed Mockup of Proposed Penthouse StructureFor 457 Beacon Street
View of Front Mockup Looking Southeast
View of Rear Mockup Looking Northwest
View of Mockup From Front Northwest Corner Looking Southeast
View of Rear Mockup Looking West
View of Rear Mockup Looking Northeast
View of Front Mockup Looking West
(All Photos Taken January of 2018)
PenthouseApplicationTo BBAC
12
Date:Revision
New
Hav
en, C
onne
ctic
ut 0
6511
107
Cot
tage
Stre
etSu
ite 4
C
860.
227.
0684
ww
w.A
mer
ican
Cla
ssic
Arch
itect
ure.
com
Mar
ch 7
, 201
8
Bost
on, M
assa
chus
etts
021
15R
esid
entia
l D
esig
n &
Con
stru
ctio
n O
vers
ight
Bake
r Res
iden
ce -
Pent
hous
e St
ruct
ure
AM
ER
ICA
N45
7 Be
acon
Stre
et, U
nit 4
Drawing Title:
Project:
BBAC
CL
ASS
IC A
RC
HIT
EC
TU
RE
____
____
____
____
____
____
__
Not to Scale
Sheet Number:
Survey Map for 457 Beacon StreetNot to Scale
Exterior view of replacement mahogany sashes forfront and rear windows on Unit 4, 457 Beacon Street,Boston, MA 02115
Sashes and exterior mouldingsto be painted gloss black
Original exterior mouldings to bepatched and repainted.
to protect against high winds.of low E glass with laminated layerAll glazing in new sashes to be
two and three.window bay on floors one,which still remain in the frontare to replicate original sashesRails and stiles on new sashes
2 1/2"
2 1/2"
2"
3 1/2"
13
Scale: 1" = 6"
To BBACApplicationPenthouse
Sheet Number:
____
____
____
____
____
____
__C
LA
SSIC
AR
CH
ITE
CT
UR
E
BBAC
Project:
Drawing Title:
457
Beac
on S
treet
, Uni
t 4A
ME
RIC
AN
Bake
r Res
iden
ce -
Pent
hous
e St
ruct
ure
Res
iden
tial
Des
ign
& C
onst
ruct
ion
Ove
rsig
ht
Bost
on, M
assa
chus
etts
021
15
Mar
ch 7
, 201
7w
ww
.Am
eric
anC
lass
icAr
chite
ctur
e.co
m86
0.22
7.06
84
Suite
4C
107
Cot
tage
Stre
et
New
Hav
en, C
onne
ctic
ut 0
6511
RevisionDate: